NCAAppendixF CxStdsSampleCxPlan

National Cemetery Administration
[Project Name]
[Project Location]
TABLE OF CONTENTS
Table of Contents................................................................................................................................... 0
Commissioning Plan .............................................................................................................................. 1
I. Introduction ..................................................................................................................................... 1
II. Commissioning Goals ..................................................................................................................... 4
III. Project Description .......................................................................................................................... 4
IV. Commissioning Scope .................................................................................................................... 4
V. Systems to Be Commissioned ...................................................................................................... 15
VI. Commissioning Team ................................................................................................................... 17
VII. Commissioning Communications and Document Distribution........................................................ 21
VIII. Pre-Design Phase Commissioning ................................................................................................ 28
IX. Design Phase Commissioning ...................................................................................................... 28
X. Construction and Acceptance Phase Commissioning ................................................................... 30
XI. Warranty Phase Commissioning ................................................................................................... 34
XII. Team Member Roles and Responsibilities .................................................................................... 35
XIII. Commissioning Schedule .............................................................................................................. 67
XIV. Appendix A – Preliminary Log of Required Documentation .......................................................... 79
[Date] Sample Commissioning Plan

COMMISSIONING PLAN
I. Introduction
A. The National Cemetery Administration (NCA) is committed to commissioning new facilities and
systems required for the reliable, safe, and secure operation of the [project name] in [project
location]. This process will verify that systems are complete and functioning properly upon
project completion and that the facilities maintenance staff has appropriate system
documentation and training.
B. Commissioning consists of systematically documenting that specified components and systems

have been installed and started up properly and then functionally tested to verify that systems
are complete and functioning properly upon project completion and that the NCA Facilities
Management (FMD) staff has the appropriate system documentation and training. In addition,
owner-personnel training will be verified and final project Operation & Maintenance (O&M)
documents will be reviewed for completeness.
C. This document is intended to be a roadmap for the parties involved in the Commissioning
process. The document will explain the systems to be commissioned, the process activities, the
procedures to follow throughout the commissioning process, and the roles and responsibilities
for each party involved. The commissioning activities will begin during the design phase of the
project and proceed through the warranty period.
D. The team members for this project are committed to commissioning this facility and systems
required for the reliable, safe, and secure operation of the Facility. This process is intended to
verify that systems are properly installed, configured and operating in accordance with the
requirements of the project and that operating personnel are adequately prepared to
successfully operate the facility at project turnover.
E. For this project, the National Cemetery Administration establishes AE Design contracts for
Design Phase and Construction Period Services. The Department also establishes a
construction contract with a Prime Contractor to provide construction services. Both contracts
are administered by a NCA Contracting Officer (CO) and his/her designated representative
(COR). During the Design Phase, this representative is the Project Manager; during the
construction phase, it is the Resident Engineer. On every project, the authority to modify any
contract is strictly limited to the Contracting Officer and his/her designated representative.
[Project Name]
[Project Location]
F. In this structure, all communications on contractual issues are strictly limited to communications
between the CO/COR and these two prime contractors (AE Team and Prime Contractor). It is
the practice of the NCA to require that communication between other parties to the contracts
(AE Sub-consultants, Subcontractors and Vendors) be routed through these two prime
contractors and the CO/COR.
G. Commissioning is a process that relies upon high levels of communications and collaboration
between all parties to the construction process. By its nature, the levels of communication and
cooperation between the Commissioning Authority and all other parties to the construction
process (Architects, Engineers, Subcontractors, Vendors, third party testing agencies, etc) is
essential to the success of the Commissioning effort. In the absence of the relationships,
cooperation and support created by this communication, the Commissioning Process will likely
fail to achieve its ends.
H. With this fundamental conflict in mind, this Commissioning Plan has been developed to
recognize that, in the execution of the Commissioning Process, the Commissioning Agent must
develop effective methods to communicate with every member of the construction team
involved in delivering commissioned systems while simultaneously respecting the exclusive
contract authority of the Contracting Officer and his/her Designated Representative. Thus, all
procedures outlined in this manual must be executed within the following limitations:
1. The Commissioning Agent may maintain a continuous open communication with the AE
team, including sub-consultants, the Contractor and subcontractors and the Owner’s
team to facilitate a collaborative commissioning process subject to the specific limitations
outlined below.
2. All communications shall be copied to the Project Manager (Design Phase) and
Resident Engineer (Construction Phase).
3. All Communications shall include specific reference to these contract limitations (e.g.,
“All issues identified in this Commissioning Issues Log are subject to Paragraph 2.5:
Contractual Relationships in the NCA Commissioning Process Manual.”
4. All information from the Commissioning Agent to any party to the project must be
transmitted with the following clear limitations:
a. No communications (verbal or written) will be deemed to constitute direction that
modifies the terms of any contract between the National Cemetery Administration
and any party to the construction project.
b. Commissioning Issues communicated in writing to the Contractor or AE Team and
copied to the PM/RE are provided to all parties to the contract to expedite
communication. All issues must be understood as the professional opinion of the
[Date] Page 2 Sample Commissioning Plan

[Project Name]
[Project Location]
Commissioning Agent and suggestions for issue resolution only until expressly
approved as direction by the Project Manager or Resident Engineer.
c. In the event that any Commissioning Issues and suggested resolutions are deemed
to require either an official interpretation of the construction documents or are
determined to require a modification of the contract documents, Contracting Officer
or designated COR will issue an official directive to this effect.
d. All parties to the Commissioning Process shall be individually responsible for alerting
the COTR of any issues that they deem to constitute a potential contract change
prior to acting on these issues.
e. Authority for design and construction issues resolution rests solely with the
Contracting Officer and his/her designated representative with appropriate technical
guidance from the AE Team and/or Commissioning Agent.
I. Abbreviations
1. Operations and Maintenance (O&M)
2. Project Manager and/or Resident Engineer (PM/RE)
3. NCA Facilities Management Department Staff (FMD)
4. Design Professionals (D)
5. Construction Manager (CPM)
6. Installation Contractors (CONTR)
7. Testing, Adjusting & Balancing Contractor (TAB)
8. Commissioning Authority (CxA)
9. Request for Information (RFI)
10. Architect’s Supplemental Instructions (ASI)
11. Design Development Documents (DD)
12. Construction Documents (CD)
13. Commissioning (Cx)
14. Functional Performance Test (FPT)
15. Pre-Functional Checklist (PFC)
16. Corrective Action Notice (CAR)
17. Quality Control (QC)

[Project Name]
[Project Location]
II. Commissioning Goals

A. The Commissioning Authority has developed specific Commissioning Goals to emphasize the
role commissioning will play in the design and construction processes:
 Meet or exceed NCA Project Requirements

 Optimize Systems Operations
 System operation and performance verification
 Performance Test results
 Pre-Functional checklists
 Equipment startup
 Documentation and Training for FMD Staff
 Operating instructions and documentation
 Operator equipment training
 Operator systems training
 Integrate Testing Schedules into Construction Schedule
 Coordination of trades
 Coordination of DDC vendor tasks
 Coordination of TAB vendor tasks
 Early identification and resolution of issues
 Clear and open communications
III. Project Description

A. [Provide a brief narrative description of the project, including overall project scope, goals, and
systems.]
IV. Commissioning Scope

A. [Commissioning Agent name] will provide commissioning services to support the [project name]
project. Commissioning activities will include the tasks and deliverables outlined below.

[Project Name]
[Project Location]
Commissioning Scope
Project
Phase Task Description Deliverable
Design Review Owner’s Review NCA Design Criteria and Review comment
Project Owner’s Project Requirement document log.
Requirements prior to submission to LEED Facilitator.
Design Review Basis of Review the Basis of Design Document Review comment
Design Document prior to submission to the LEED log.
Facilitator
Design Review Schematic Review Schematic Design for Review comment
design familiarization, general conformance log.
with Owner’s Project Requirements,
Basis of Design and NCA Design
Criteria.
Design Review Design Review Design Development design for Review comment
Development design familiarization, general conformance log.
with Owner’s Project Requirements,
Basis of Design and NCA Design
Criteria.
Design Commissioning Prepare Commissioning Specification Commissioning
Specifications “Section 01 91 13 – General Specification
Commissioning Requirements” to be
included in project manual.
Prepare Commissioning Specification Commissioning
for Division 03 – Burial Crypts, Division Specifications
07 – Thermal and Moisture Protection,
Division 10 – Specialties, Division 11 –
Equipment, Division 14 – Conveying
Equipment, Division 21 – Fire
Protection, Division 22 – Plumbing,
Division 23 – HVAC, Division 26 –
Electrical, Division 27 –
Communications, Division 28 –
Electronic Safety and Security, Division
32 – Lawn Irrigation, Division 33 –
Utilities and to provide detailed
commissioning, operations &
maintenance and training requirements
for individual technical specification
sections.

[Project Name]
[Project Location]
Project
Design Design Phase Meet with Owner, Architect, Meeting notes.

Controls Meeting Mechanical/Electrical Design Engineer,
and Owner’s Controls Vendor to review
Building Control Systems and
Sequences of Operations. The focus of
the meeting will be to obtain
understanding of the interactions
between systems and the control
system in various operating modes. It
is anticipated this meeting will be held in
conjunction with a scheduled
Owner/Architect design-phase meeting.
Design Preliminary Prepare Preliminary Commissioning Preliminary
Commissioning Plan Plan that describes the Commissioning Commissioning
Process, Commissioning Team with Plan
specific Roles and Responsibilities.
The Commissioning Plan will include
description of systems to be
commissioned.
Design Focused Design Perform a focused review of a Design Commissioning
Document Review Document SD-1, SD-2, DD-1, DD-2, Design Review Log
CD, and Final submissions.
Design Focused Perform a focused review of the final Commissioning
Construction Construction Document submission. Design Review Log
Document Review This review will include a back check of
commissioning comments provided
during previous reviews.
Design Design Phase Participate in selected Design Phase Meeting Notes.
Meetings Owner/Architect/ meetings.
Design Focused Design Attend selected meetings with Owner Meeting Notes.
Review Meetings and Design Team to review the design
and specific commissioning design
review comments. It is assumed this
meeting will be scheduled in
conjunction with scheduled
Owner/Architect meetings.
Design LEED Assist LEED Facilitator with final review Brief Narrative
Commissioning- of commissioning-related design-phase Reports
related Document LEED templates and required
Review documentation.

[Project Name]
[Project Location]
Project
Design Develop Coordinate with the design team and Draft M&V Plan
Measurement & the LEED energy modeling consultant
Verification (M&V) to develop an M&V Plan for the project.
Plan
Marked up
Coordinate with the design team to drawings showing
verify that appropriate instrumentation is required M&V
included in the DDC or other systems to instrumentations.
support the M&V Plan.
Construction Final Commissioning Based on the final construction Final
Plan documents, update the Preliminary Commissioning
Commissioning Plan to identify specific Plan.
systems to be commissioned. The
Final Commissioning Plan will also
include specific individual roles and
responsibilities and Preliminary Pre-
Functional Checklists and Functional
Test Plans for systems to be
commissioned.
Construction Construction Conduct an initial commissioning Meeting Notes
Commissioning Kick meeting with all contractors and
Off meeting commissioning team members. The
purpose of the meeting will be to
establish the purpose and proposed
process for commissioning this facility in
the construction, acceptance and
warranties phases of the project.
Review the individual roles and
responsibilities of each participating
commissioning team member as
specified in the Construction
Documents. Meeting will be scheduled
for each construction package with a
commissioning scope.
Construction Duration Schedule Based on Final Commissioning Plan, Duration schedule
for Commissioning prepare a duration schedule to show with commissioning
Activities the duration, predecessors and activities,
successors for commissioning activities. predecessors,
This duration schedule will be provided successors and key
to the Construction Manager to include milestones.
commissioning activities in the project
construction schedule. This will allow
commissioning activities to be smoothly
integrated into the overall construction
process.

[Project Name]
[Project Location]
Project
Construction Submittal and Shop Based on final construction documents, Submittal Request
Drawing Review prepare a list of selected submittals and Checklist.
shop drawings for review by the
Commissioning Authority.
Construction Review selected submittals and shop Commissioning
drawings to support the commissioning Submittal Review
process. Review will be for the purpose Log
of developing appropriate Pre-
Functional Checklists and Functional
Test Plans. Reviews will focus on the
ability to commission the systems,
maintainability and general
conformance to owner’s requirements.
Commissioning review of submittals
and shop drawings does not replace the
Design Team responsibility for
approval.
Construction Controls Meeting After receipt of the Controls Submittal, Meeting Notes
participate in or conduct a meeting with
the Owner’s representatives, Control
Marked up Controls
Vendor, TAB contractor,
Submittal and
Mechanical/Electrical Design team,
Sequence of
mechanical sub-contractor and
Operations.
electrical sub-contractor to review the
Controls Submittal and
mechanical/electrical systems to be Commissioning
installed. Issues Log to track
action items.
Focus will be on how the selected
sequences of operation interact with the
mechanical/electrical systems and how
well they meet the owner’s
requirements.

[Project Name]
[Project Location]
Project
Construction Pre-Functional Prepare Pre-Functional Checklists for Draft Pre-Functional

Checklists systems, components and/or equipment Checklists for
to be commissioned. These Pre- owner and
Functional Checklists will be used to contractor review.
document completion of system,
component and/or equipment
Final Pre-Functional
installation and to determine system
Checklists for use
readiness for functional testing.
by contractors
and/or CxA.
Pre-Functional Checklists should be
completed by the installing contractors
to document the installation process.
Completed Pre-Functional Checklists
are to be submitted to the
commissioning authority a minimum of
seven days prior to testing.
Completed Systems Readiness

Checklists will be spot checked by the
commissioning authority to verify
systems are ready for testing.
Construction Review Contractor Commissioning authority will review Contractor
Equipment Startup selected equipment startup reports Equipment Startup
Checklists prepared by installing contractor. Checklist (this
checklist is part of
the Submittal and
Commissioning authority will witness
Shop Drawing
selected equipment startup procedures.
Review Checklist).
Seven days prior notice is required to
schedule commission authority
witnessing the startup. Commissioning
Issues Log

[Project Name]
[Project Location]
Project
Construction Prepare Functional Based on final construction documents Draft Functional

Test Plans (including applicable changes), and Test Plans for
approved submittals, prepare review by owner,
Functional Test Plans for systems to be installing
commissioned. Draft Functional Test contractors and
Plans will be issued for review by DDC vendor.
owner, installing contractors and DDC
Vendor.
Final Functional
Test Plans for use
Final Functional Test Plans will be in systems testing.
prepared incorporating review
comments received from owner,
contractors or DDC Vendor.
Construction TAB Review Review HVAC systems Test and Commissioning

Balance Plan prepared by the TAB Review Log
vendor. Review will be to determine
general conformance with owner’s
requirements.
Review TAB Report prepared by TAB Commissioning
vendor following system air and water Issues Log
balancing. Review will be focused on
TAB results that affect system
performance and/or commissioning.
Specific attention will be given to
equipment installation and operational
issues identified by the TAB vendor.
Construction Review O & M Review Operations and Maintenance Commissioning

Manuals Manuals submitted by contractors for Review Log
general conformance with specifications
and owner’s requirements.
Construction Prepare Systems Prepare detailed systems manuals for Systems Manuals –
Manuals commissioned systems. The manuals 1 hardcopy plus 2
will provide operating staff the electronic copies on
information needed to understand and CD/DVD
optimally operate the commissioned
systems. The manuals will describe
system design, components, capacity
and sequences of operations. Manuals
will include descriptions of interactions
with other systems and common
systems failure modes and responses.

[Project Name]
[Project Location]
Project
Construction Review Training Review contractor and manufacturer Commissioning

Plans training plans and agendas for general Review Log
conformance with specifications and
owner’s requirements. Observe
selected training for quality of training
and for general conformance with the
training plan and agenda.
Construction Warranty Review Review contractor’s and manufacturer’s Commissioning
warranties for general conformance with Review Log
specifications and owner’s
requirements.
Construction Systems Functional Direct functional testing for systems to Executed
Testing be commissioned. Testing will be Functional Test
conducted as detailed on the specific Plans.
Functional Test Plan for each system to
be commissioned.
Commissioning
Issues Log
Functional testing will require support
from the owner, mechanical contractor,
electrical contractor, DDC Vendor, TAB
Vendor, and specialty-systems installing
contractors. Installing contractors must
be available to respond to issues and
problems identified during testing.
Construction Construction Conduct Construction Observation visits Field Observation
Observation to the construction site to observe Reports
construction activities. Specific
attention will be given to installation of
Commissioning
mechanical, electrical, and plumbing
Issues Log.
systems for general conformance with
specifications and manufacturer’s
installation requirements. Specific
attention will also be given to installation
of site utilities, site improvements and
building envelope construction for
general conformance with plans,
specifications and manufacturer’s
installation requirements.
Construction Verify M&V Verify proper installation and calibration Commissioning
instrumentation of instrumentation necessary to support Issues Log
the M&V program

[Project Name]
[Project Location]
Project
Construction Final Commissioning Compile a comprehensive Preliminary

Report commissioning report documenting all Commissioning
commissioning activities, including but Report – 1
not limited to: hardcopy for owner
 Commissioning scope review.
 Test methods and results
 Outstanding commissioning Final
issues Commissioning
Report – 1
 Issues log hardcopy plus 2
 Commissioning plan electronic
 Status reports submissions on
CD/DVD.
 Submittal and O&M manual
reviews
 Training record
 Pre-Functional Checklists
 Design Review Comments
Scope includes one submission of a
preliminary report for owner review.
Scope includes one submission of the
Final Commissioning Report that
incorporates owners review comments.
Construction Owner Architect and Attend selected Meeting Notes (it is
Construction Owner/Architect/Contractor Meetings. assumed the
Manager Meetings CxA will attend meetings to discuss Construction
(Construction Phase) commissioning issues, review the Manager will
Commissioning Issues Log and to provide the official
maintain awareness of general minutes).
construction schedule and issues.

[Project Name]
[Project Location]
Project
Construction Commissioning Conduct Commissioning Progress Meeting minutes.

Progress Meetings Meetings to review system installation
progress, system readiness, and
preparation for functional systems
testing. These meetings will also
review status of unresolved
commissioning issues and progress
towards resolution of the issues. The
Construction Manager, Construction
Commissioning Manager, Construction
Quality Control Manager, and
commissioning representatives from the
Mechanical/Electrical Design team,
mechanical contractor, electrical
contractor, DDC vendor, TAB vendor,
and specialty systems installing
contractors will attend these meetings.
Construction Status Reports Provide periodic status reports detailing Monthly Narrative
activities, significant unresolved issues, Status Report.
and upcoming commissioning activities.
Prepare report outlining status of
Monthly Percent
deliverables for the project. Status
Complete Report.
reports are submitted with invoices for
professional services.
Construction Master Issues Log Maintain a Commissioning Issues Log Commissioning
to document commissioning issues Issues Log
identified during construction and
functional testing. The Commissioning
Issues Log will include recommended
responsible party and recommendations
for resolution of the issue. The
Commissioning Issues Log will also be
used to document progress toward
resolution and the final resolution
Construction Review Change Review change orders, architect’s Commissioning
Orders, ASI, and RFI supplemental instructions and requests Requests for
for information (with design team Information.
response) for issues that affect
commissioning. Review is for
information only and does not constitute
technical or contractual approval or
disapproval.

[Project Name]
[Project Location]
Project
Construction LEED Prepare LEED templates and required Draft LEED

Commissioning documentation relative to construction Templates and Brief
Document Review phase commissioning activities. Task Narrative Reports
to be performed electronically through
the LEED On-Line web site and/or
electronic communication with the
LEED Facilitator.
Warranty Deferred and/or Direct testing that was deferred due to Executed
seasonal Testing lack of system readiness or for Functional Test
seasonal requirements. Testing will be Plans.
conducted in accordance with
Functional Test Plans. Testing support
Commissioning
will be required from the DDC Vendor
Issues Log
and owner. We have assumed this
testing will be performed during a two-
day site visit approximately 10 months
after substantial completion.
Warranty Post-Occupancy Return to the project approximately 10 Field Observation
Warranty Checkup months into the 12 month warranty Report
period to review the building operation
with the facility staff and discuss
outstanding issues related to
commissioning and outstanding
warranty issues. Provide suggestions
for improvements. Assist facility staff in
developing reports, documents and
requests for service to remedy
outstanding problems. We have
assumed this will be performed during a
(TBD)-day site visit approximately 10
months after substantial completion
Warranty Final Commissioning Amend Final Commissioning Report to Amendment to Final
Report Amendment document the Warranty Phase Commissioning
commissioning activities. Report.
B. Design Phase Commissioning Services will be provided by the [location] office of

[Commissioning Agent Name].
C. Construction Phase Commissioning Services will be provided at the Construction Site in

[location].

[Project Name]
[Project Location]
D. The scope of Commissioning Services described above will meet the Fundamental
Commissioning of Building Energy Systems requirements as outlined in the LEED® Energy &
Atmosphere (EA) Pre-Requisite 1. The scope of services will also meet the Enhanced
Commissioning requirements outlined in LEED® EA Credit 3.
E. The scope of Commissioning Services also includes developing and implementing a

Measurement and Verification Plan to meet the requirements of LEED®- Energy and
Atmosphere (EA) Credit 5.
V. Systems to Be Commissioned
A. The systems and equipment to be commissioned are outlined in the table below. A more
detailed list of specific systems and equipment is provided in Appendix B.
Systems To Be Commissioned
Pre-
Equipment Functional Sample
System Functional Remarks
Startup Testing Size
Checklists
Div 3 – Pre-Cast Burial Crypts
Burial Crypts No No No TBD Cx consists of
sampling of
required
specification tests
and test reports
Div 11 - Equipment
Global Positioning System Yes No Yes TBD [list applicable bid
(GPS) packages or other
remarks]
Geographical Information Yes No Yes TBD [list applicable bid

System packages or other
remarks]
Div 21 - Fire Protection

Fire Protection Systems Yes Yes Yes TBD [list applicable bid
packages or other
remarks]
Div 22 - Plumbing
Domestic Hot Water Systems Yes Yes Yes 100% [list applicable bid
packages or other
remarks]
Div 23 - HVAC

[Project Name]
[Project Location]
Pre-
Checklists
Air Handling Systems Yes Yes Yes 100% [list applicable bid
packages or other
remarks]
Dehumidification Systems Yes Yes Yes 100% [list applicable bid

packages or other
remarks]
Heating Hot Water Systems Yes Yes Yes 100% [list applicable bid
packages or other
remarks]
Chilled Water Systems Yes Yes Yes 100% [list applicable bid
packages or other
remarks]
Exhaust Fans Yes Yes Yes TBD [list applicable bid

packages or other
remarks]
Direct Digital Control System Yes Yes Yes TBD [list applicable bid
packages or other
remarks]
Computer Room HVAC Yes Yes Yes 100% [list applicable bid
Systems packages or other
remarks]
Div 26 - Electrical
Utility service entrance Yes Yes Yes 100% [list applicable bid
Switchgear packages or other
remarks]
Standby Generator Systems Yes Yes Yes 100% [list applicable bid
packages or other
remarks]
Generator Paralleling Yes Yes Yes 100% [list applicable bid

Switchgear packages or other
remarks]
Generator Power Distribution Yes Yes Yes 100% [list applicable bid
remarks]
Utility Power Unit Substations Yes Yes Yes 100% [list applicable bid
packages or other
remarks]
Generator Power Unit Yes Yes Yes 100% [list applicable bid
Substations packages or other
remarks]
Automatic Transfer Switches Yes Yes Yes 100% [list applicable bid
packages or other
remarks]
Normal Power Distribution Yes Yes Yes TBD [list applicable bid
remarks]

[Project Name]
[Project Location]
Pre-
Checklists
Life Safety Power Distribution Yes Yes Yes 100% [list applicable bid
remarks]
Critical Power Distribution Yes Yes Yes 100% [list applicable bid
remarks]
Essential Equipment Power Yes Yes Yes 100% [list applicable bid
Distribution Systems packages or other
remarks]
Lighting Controls Yes Yes Yes TBD [list applicable bid

packages or other
remarks]
UPS Systems Yes Yes Yes 100% [list applicable bid

packages or other
remarks]
Div 27 - Communications
Div 28 – Electronic Safety and Security
Fire Detection and Alarm Yes Yes Yes TBD [list applicable bid
remarks]
VI. Commissioning Team

A. The Commissioning Team shall consist of representatives from the following parties involved in
the design and construction of this facility. The time at which individual members join the team
and the level of their participation during the different phases of the project will vary from
member to member.
Commissioning Team
Item Team Member Description Contact Information
PM Project Manager Program Management Name

Representative Organization
responsible for
Address
contractual and technical
aspects of the project. City, State Zip
Phone:
Email:

[Project Name]
[Project Location]
RE Resident Engineer On-site technical Name

representative of the Organization
Contracting Officer.
Address
City, State Zip
Phone:
Email:
NCA NCA Representative Representative of the Name

National Cemetery Organization
Administration
Address
City, State Zip
Phone:
Email:
A Architectural Design Architect’s Construction Name

Professional Administration Organization
Representative
Address
City, State Zip
Phone:
Email:
MEP Mechanical, Electrical MEP Construction Name

and Plumbing Design Administration Organization
Professional Representative
Address
City, State Zip
Phone:
Email:
CxA Commissioning Agent Project Manager for Name

Commissioning Agent Organization
Address
City, State Zip
Phone:
Email:

[Project Name]
[Project Location]
CxTL Commissioning Agent Primary point of contact Name

Technical Lead for Commissioning Organization
technical issues
Address
City, State Zip
Phone:
Email:
CPM Construction Project Contractor’s Project Name

Manager Manager responsible for Organization
construction and
Address
coordination of sub-
contractors City, State Zip
Phone:
Email:
CQC Quality Control Manager Contractor’s Quality Name

Control Manager Organization
responsible for managing
Address
the construction quality
program City, State Zip
Phone:
Email:
FP Fire Protection Commissioning Name

Contractor Representative for the Organization
Sub-contractor
Address
responsible for installation
of fire protection systems City, State Zip
Phone:
Email:
PLMG Plumbing Contractor Commissioning Name

Representative for the Organization
Sub-contractor
Address
of plumbing systems City, State Zip
Phone:
Email:

[Project Name]
[Project Location]
HVAC Mechanical Contractor Commissioning Name

Sub-contractor
Address
of HVAC systems City, State Zip
Phone:
Email:
EC Electrical Contractor Commissioning Name

Sub-contractor
Address
of MV and LV electrical City, State Zip
systems Phone:
Email:
SC Specialty Systems Commissioning Name

Contractor Representative for the Organization
Sub-Contractor(s)
Address
of specialty and/or low City, State Zip
voltage systems Phone:
Email:
DDC DDC Vendor Commissioning Name

DDC vendor responsible
Address
for providing the control
system(s) City, State Zip
Phone:
Email:
TAB Testing and Balancing Commissioning Name

Vendor Representative for the Organization
TAB vendor responsible
Address
for certified air- and
water-testing and City, State Zip
balancing. Phone:
Email:

[Project Name]
[Project Location]
B. Roles and Responsibilities for the Commissioning Team members are described elsewhere in
this Commissioning Plan.
VII. Commissioning Communications and Document Distribution
A. The following table outlines the submittal and distribution requirements for various documents
used in the commissioning process.
Communication Distribution Matrix

Document Prepared by: Submitted to: Copies to: Comments
Owner’s Project PM  Design  QA
Requirements Team  CxA
 CPM
OPR Comment Log CxA  PM  QA
 Design
Team
 CPM
Basis of Design Design Team  PM  QA
Document (Design  CxA
Narrative)
 CPM
Schematic Design Design Team  PM  QA Design team submits
Documents  CxA direct to PM
 CPM
Schematic Design CxA  PM  QA PM Review comments
Review Comment  Design submitted separately to
Log Team Design Team
 CPM
Design Development Design Team  PM  QA
documents  CxA
 CPM
DD Review CxA  PM  QA PM Review comments
Comment Log  Design submitted separately to
Team Design Team
 CPM

[Project Name]
[Project Location]

General CxA  PM  QA
Commissioning  Design
Requirements Team
Specification Section
(01 91 00)
Commissioning CxA  PM  QA
Specifications  Design
Coordination Matrix Team
Design Phase Minutes by  PM  QA
Controls Meeting Design Team  CxA
Notes by CxA  CPM
Preliminary CxA  PM  QA
Commissioning Plan  CPM
 Design
Team
 DDC
 TAB
Progress CD Design Team  PM  QA
Drawings and Specs  CxA
 DDC
Progress Set CxA  PM  QA
Review Comments  Design
Log Team
Final Construction Design Team  PM  QA Design team submits
Documents  CxA directly to NCA as
separate submission
 CPM
Final CD Review CxA  PM  QA PM Review comments
Comment Log  Design submitted separately to
Team Design Team
 CPM
Design Phase Design Team  PM  QA
Meeting Minutes  CxA
 CPM
Focused Design Minutes by  PM  QA
Review Meeting Design Team  CxA
Minutes Notes by CxA  CPM

[Project Name]
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Final Commissioning CxA  RE  QA
Plan  Design
Team
 CPM
 DDC
 TAB
Construction Kickoff CPM  RE  QA
Meeting Minutes  CxA
 Design
Team
Duration Schedule CxA  RE  QA Initial submission
for Commissioning  CPM included in Final
Activities Commissioning Plan
Updates provided as
necessary
Submittals and Shop CPM  RE  Design Submittals and Shop
Drawings Team Drawings are submitted
 CxA to the Design Team as
separate submission
 QA
Submittal and Shop CxA  RE  CPM Design team comments
Drawing Comment  Design and/or approval
Log Team provided separately to
CPM and PM
 QA
Construction Phase CPM  RE  QA
Controls Meeting Notes by CxA  CxA
Minutes
 Design
Team
 DDC
Preliminary Pre- CxA  RE  QA
Functional  CPM
Checklists
 DDC
System Pre- CPM  RE  CxA
Functional Checklist PM  QA
Comments
DDC
Final Pre-Functional CxA  RE  CPM
Checklists  QA

[Project Name]
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Executed Pre- CPM  RE  CxA
Functional  QA
Checklists
Contractor Startup CPM  RE  CxA
Reports  QA
 Design
Team
 DDC
Contractor Startup CxA  RE  QA
Report Comment  CPM
Log
 Design
Team
 DDC
Preliminary CxA  RE  QA
Functional Test  CPM
Procedures
 DDC
Preliminary PM  RE  CxA
Functional Test CPM  QA
Procedure
Comments
DDC  DDC
Final Functional Test CxA  RE  QA

Procedures  CPM
 DDC
Executed Functional CxA  RE  QA
Test Procedures  CPM
 DDC
TAB Plan TAB  RE  QA
 CxA
 Design
Team
TAB Plan Review CxA  RE  QA
Comment Log  TAB
 Design
Team
TAB Daily TAB  RE  CxA
Worksheets  MEP

[Project Name]
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TAB Final Report TAB  RE  QA
 Design
Team
 CxA
TAB Final Report CxA  RE  QA
Comment Log  TAB
 Design
Team
O&M Manuals CPM  RE  QA
 NCA
 CxA
 Design
Team
O&M Manual CxA  RE  CPM
Comment Log  QA
 NCA
 Design
Team
Systems Manuals CxA  RE  QA
 NCA
 CPM
 Design
Team
System Manual QA  RE  QA
Review Comments FMD  NCA
CPM  CxA
Design Team  CPM
 Design
Team
Training Plans CPM  RE  QA
 NCA
 CxA
 Design
Team

[Project Name]
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Training Plan CxA  RE  QA
Comment Log  NCA
 CPM
 Design
Team
Warranty and other CPM  RE  QA
Closeout Documents  CxA
 Design
Team
Warranty and CxA  RE  QA
Closeout Comment  CPM
Log
 Design
Team
System Functional CxA  RE  QA
Testing Field  CPM
Reports
 DDC
Construction CxA  RE  QA
Observations Field  CPM
Reports
 DDC
Preliminary CxA  QA  PM
Commissioning  CPM
Report
 DDC
 TAB
Commissioning QA  CxA  PM
Report Review  CPM
Comments
 DDC
 TAB
Final Commissioning CxA  QA  PM
Report  CPM
 DDC
 TAB

[Project Name]
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Construction O/A/C CPM  RE  QA
Meeting minutes  CxA
 Design
Team
 DDC
Commissioning CxA  QA  PM
Status Reports
Master Issues Log CxA  RE  QA
 CPM
 DDC
Change Orders, ASI, Design Team  RE  QA
RFI CPM  CxA
 CPM
 Design
Team
Deferred / Seasonal CxA  RE  QA
Testing Field Report  CPM
 DDC
Deferred / Seasonal CxA  RE  QA
Executed Functional  CPM
Test Procedures
 DDC
Warranty Checkup CxA  RE  QA
Field Report  CPM
 DDC
Master Issues Log CxA  RE  QA
 CPM
 DDC
Commissioning CxA  QA  PM
Report Amendment

[Project Name]
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VIII. Pre-Design Phase Commissioning

A. Design Intent Document: During the Pre-Design Phase, PM will solicit and award contracts for
the Design Team, Construction Manager and Commissioning Authority. Once these contracts
are executed, the Design Team will begin developing the project design. The CPM will assist
the Design Team by providing advice on construction issues and periodic cost estimates. The
Design Team will prepare a Design Narrative to document the NCA project requirements. The
mechanical, electrical, plumbing, controls and other technical sections will provide a reference
for all design and commissioning requirements. This document will be updated as needed
during the design process to document changes in the NCA project requirements.
B. Design Narrative: The Design Team will also prepare a Design Narrative that provides
documentation on the design assumptions, design parameters, design calculations, and
decisions made during design to implement the Design Intent Document. The Design Narrative
is also submitted to the PM for review.
C. The goal of the commissioning tasks in the Pre-Design Phase of the project include the
following:
1. The CxA, PM, CPM and NCA representatives will review and provide written comments
on the Design Intent Document.
2. The CxA, PM, CPM and NCA representatives will review and provide written comments
on the Design Narrative.
IX. Design Phase Commissioning

A. Schematic Design Phase: The goals of the commissioning tasks in the Schematic Design
Phase of the project include the following:
1. The CxA, PM, and NCA representatives will review and provide written comments on the
Schematic Design documents submitted by the Design Team. The focus of the CxA
review will be on adherence to the Design Narrative. The review comments will be
geared towards aligning the design and design narrative with the Design Intent
Document and/or updating the Design Narrative with decisions approved by NCA during
the Schematic Design Phase.
B. Design Development Phase: The goals of the commissioning tasks in the Design Development
Phase of the project include the following:

[Project Name]
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1. The CxA, PM, and NCA representatives will review and provide written comments on the
Design Development documents submitted by the Design Team. The focus of the CxA
review will be on adherence to the Design Narrative as updated after the Schematic
Design Phase. The review comments will be geared towards aligning the design and
design narrative with the Design Narrative and/or updating the Design Narrative with
decisions approved by NCA during the Design Development Phase.
2. The CxA will prepare the Preliminary Commissioning Plan to provide an initial framework
for commissioning activities that will follow. This Preliminary Commissioning Plan will be
aligned with the project scope and schedule. It will be reviewed by the PM, NCA, CPM
and other interested parties.
3. The CxA will also prepare preliminary commissioning specifications to be included in the
project manual. The preliminary specifications will include Section 01 91 00 –
GENERAL COMMISSIONING REQUIREMENTS as well as language to be included in
other Division 7, Division 21, Division 22, Division 23, Division 26, Division 27, Division
28, and Division 32 and Division 33 specification sections. The Design Team will review
the preliminary commissioning specifications and provide written comments to the CxA.
The CxA will revise the Preliminary Commissioning Specification and re-submit to the
Design Team.
4. A review conference is held with the Design Team, PM, NCA, CxA and CPM to
coordinate review comments and responses.
5. The CxA, CPM, Design Team, PM, and NCA will hold a meeting to review mechanical,
electrical and plumbing system selections and to develop the preliminary control system
Sequences of Operations for the project. Based on the results of this meeting, the
Design Team will use these concepts as the basis for designing the final control system
specifications and Sequences of Operations to be included in the construction
documents. The Design Team will notify and coordinate and changes with the other
parties involved in the control system.
6. The CxA will update the Commissioning Plan to incorporate any changes resulting from
the Design Development submission and review comments.
7. The CxA will also prepare the Commissioning Specifications Coordination Matrix. This
document is based on the outline specifications provided by the Design Team. It
provides recommended wording to be included in the technical specifications sections to
identify commissioning, O&M manual and training requirements for the CPM and the
installing contractors.

[Project Name]
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8. The Design Narrative will be updated by the CxA to incorporate decisions approved
during the Design Development phase.
C. Construction Document Phase: The goals of the commissioning tasks in the Construction
Document Phase of the project include the following:
1. The Design Team will prepare final construction documents that will be used to construct
the facility. A progress set of drawings and specifications will be issued for review at
approximately the 50% CD stage. The CxA, PM, CPM, and NCA will review the
progress set to verify that the design is proceeding in accordance with the Design
Narrative.
2. The CxA will prepare a final, detailed list of systems and equipment to be commissioned.
3. The CxA will prepare preliminary Pre-Functional Checklists and Systems Functional
Performance Test procedures for each type of system to be commissioned. These will
be published in the Preliminary Commissioning Plan to be included as an informational
appendix to Specification Section 01 91 00 – GENERAL COMMISSIONING
REQUIREMENTS that will be issued for bid.
4. A review conference will be conducted to coordinate review comments and provide

direction for adjustments in the design prior to issuing the final construction documents.
5. The CxA will update the Design Narrative to reflect changes approved during the review
conference.
6. The Design Team will issue final Construction Documents, including drawings, and
specifications. These will be reviewed by the CxA, PM andNCA. The CPM will also
review the final construction documents and prepare the final estimates of construction
costs.
X. Construction and Acceptance Phase Commissioning

A. The CxA will prepare the Construction Commissioning Plan that incorporates any changes due
to the Final Construction Documents or Design Narrative. This Commissioning Plan outlines
the commissioning activities during the Construction and Acceptance Phase of the project.

[Project Name]
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B. A Commissioning Kickoff Meeting will be held at the start of construction to describe the
commissioning process for the Construction Team which includes the CPM, installing sub-
contractors (Mechanical, Electrical, Plumbing, Controls Electrical, DDC, TAB, and others).
Preliminary Pre-Functional Checklists and Functional Test Plans will be included to describe the
level of involvement required of all parties.
C. The CxA will provide preliminary Commissioning Milestones, predecessors, successors, and
durations to the CPM. The CPM will be able to use these data to integrate commissioning
activities into the project construction schedule. The CxA will align commissioning activities with
the construction schedule for each construction phase.
D. The CxA will attend periodic Owner/Architect/Contractor (O/A/C) meetings to discuss

commissioning activities, field reports, issues log and responses to commissioning issues noted
during construction.
E. Regular Commissioning Progress meetings will be held for each construction phase. These
meetings are a forum to review progress and to discuss issues affecting installation,
coordination, startup, and testing of the systems to be commissioned. Meeting attendees
should include the Commissioning Agent, RE, CPM, mechanical, electrical, plumbing, controls
and TAB subcontractors. Design team members, especially the MEP designers are also
encouraged to attend.
F. It is anticipated these meetings will be held quarterly during the early stage of construction.
Once the building has come out of the ground and the exterior shell is being constructed, the
meetings will be held on a monthly basis. As the mechanical, electrical and plumbing systems
are being installed, it is likely the commissioning meetings will be held bi-weekly.
G. The Commissioning Agent will witness selected equipment startups for mechanical, electrical
and plumbing components. The purpose will be to observe any issues that may arise that
would affect equipment or system operations.
H. The Commissioning Agent will conduct periodic Field Observations to review construction
progress, overall quality of workmanship, and to review maintenance access to equipment. The
CxA will issue a Field Observation Report following each visit. The report will describe any
specific observations that are found. The specific observations will be tracked on the
Commissioning Master Issues Log.

[Project Name]
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I. The RE, CPM, installing sub-contractors and the Design Team (as necessary) should review the
Field Reports to determine the most appropriate resolution for the issue. The CxA will assist in
determining the resolution as requested. The status of issue resolution will be a primary topic of
discussion at the Commissioning Progress meetings and O/A/C meetings.
J. The CxA will review selected submittals and shop drawings relative to the systems to be
commissioned. The review will be to determine if sufficient information is provided to describe
system installation, operation and the information necessary to commission the equipment and
systems.
K. The CxA will review the Operations & Maintenance data submitted by the installing contractor
and the CPM. The Commissioning Specification provides specific requirements for O&M
Manuals that are more detailed for those systems to be commissioned. The O&M Manuals will
be review to determine compliance with these additional requirements.
L. The Cx A will prepare systems narratives and other information to be added to the O&M data
provided by the installing contractors and the CPM to become the Systems Operations and
Maintenance Manual (SOMM). The SOMM will provide operations and maintenance staff with
an overview of the system design parameters, intended operating conditions and sequences. It
will also provide data necessary to maintain and troubleshoot the equipment and systems.
M. The installing contractors and the CPM will prepare equipment training plans intended to
provide basic equipment operating and maintenance procedures. The installing contractors and
the CPM will prepare training plans that will outline the training to be provided and the intended
outcome of the training. The CxA will review the training plans to determine that the training will
meet the requirements of the specifications and the FMD staff.
N. The Commissioning Agent will prepare Pre-Functional Checklists that the installing sub-
contractors will complete to document equipment and systems are complete and ready for
testing.
O. The Commissioning Agent will also prepare detailed System Functional Performance Test plans
that will provide detailed step-by-step procedures that will be used to verify system operations
under all operating conditions. These test procedures will be issued to the RE, CPM, installing
Contractors, DDC, TAB and NCA for review and comment. The reviews should focus on the
ability to implement the steps, especially the control systems adjustments, necessary to perform
the test. The reviewers should also note any procedures that would damage the equipment or
system.

[Project Name]
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P. The installing sub-contractors are encouraged to use the System Functional Test Plans as a
tool for pre-testing the equipment and systems prior to the “official” functional testing. This will
allow early detection and resolution of problems.
Q. The CxA will assist the CPM in scheduling equipment training. The CxA will review training
plans prepared by the CPM and the installing sub-contractors.
R. The CxA will conduct enhanced systems training for NCA staff. This training will focus on the
system operation, design criteria, and troubleshooting of systems level issues. It is anticipated
that the enhanced systems training will be conducted prior to functional testing to facilitate
participation of the FMD staff in the testing activities.
S. It is the expectation that System Functional Testing will demonstrate that the systems perform in
accordance with design criteria, construction documents and NCA requirements. Functional
testing pre-requisites are that the system components and equipment are completely installed,
all required power connections are complete, all required control connections and control
functions are operational, and that required air and hydronic testing and balancing has been
completed. When required by construction specifications, third-party testing must also be
complete and required test reports have been submitted to the RE and CxA for review.
T. Functional testing of each system to be commissioned will be conducted by the CxA. The CxA
will witness and document the testing; the installing sub-contractors, DDC contractor, and TAB
contractor will conduct the testing by operating the equipment, adjusting the control system and
performing measurements in accordance with the System Functional Test Plan. The NCA staff
is encouraged to assist in the testing as an additional training opportunity.
U. Issues and/or failures detected during the Functional Performance Testing will be documented
on the test plan, on Field Observation reports and on the Master Issues Log. Installing sub-
contractors, DDC contractor, and/or TAB contractor will be responsible for correcting each issue
as directed by the RE, and reporting the corrective action to the RE and CxA. The CxA will
document the corrective action on the Master Issues Log. The need for re-testing will be
determined by the RE in consultation with the CxA.

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V. Upon completion of all commissioning activities, including resolution of all issues on the
Commissioning Master Issues Log, the CxA will prepare and issue the Final Commissioning
Report. This report will include the final version of the Commissioning Plan, copies of all
Commissioning Meeting Minutes, Commissioning Field Observation Reports, Pre-Functional
Checklists, Functional Performance Test results, and the Commissioning Master Issues Log.
The report will also include blank copies of the Functional Test Plans for use by NCA for future
re-commissioning activities.
XI. Warranty Phase Commissioning

A. The CxA will review operational data from the NCA DDC System to monitor system operations.
Significant deviations from defined criteria will be noted and referred to NCA for further
investigation.
B. Conduct any deferred or seasonal functional testing that was not completed during the
Construction and Acceptance Phase. Issues identified during the deferred or seasonal testing
will be documented on the Commissioning Issues Log. The CPM will be notified of the issue
and will be responsible for resolution. The CPM will document the resolution and the CxA and
FMD will verify the resolution. The RE in consultation from the CxA, will determine the need for
re-testing.
C. Conduct a 10-month warranty review to identify any potential warranty issues prior to expiration
of the warranty. The warranty review will include interviews with FMD staff and an on-site
inspection of systems and equipment condition and operations.
D. Warranty issues identified during the review will be documented on the Commissioning Issues
Log. Written notice of potential warranty issues will be provided to the RE. Upon direction by
the RE, the CPM will schedule appropriate sub-contractors to correct the issues within the
balance of the warranty period. The CPM will provide written documentation that each warranty
issue has been resolved. The CxA and NCA will spot-check selected issues to verify resolution.
E. The CxA will prepare an amendment to the Final Commissioning Report to document the
deferred or seasonal testing, any re-testing, and the results of the warranty review.

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XII. Team Member Roles and Responsibilities

A. The following is an outline of team member responsibilities in the Design, Construction and
Acceptance, and Warranty phases of the commissioning process. These responsibilities are
meant to be limited to those tasks related to the commissioning process and are not intended to
be representative of each team member’s contractual responsibilities for other aspects of this
project.
B. In the table that follows, the tasks identified for the “CxA” include the Commissioning Project
Manager, Commissioning Technical Lead, or other Commissioning Specialists and sub-
consultants as directed by the CxA.
C. In the table that follows, the tasks identified for the “Design Team” include the Architect, MEP
Engineer, Civil Engineer or other design consultants as directed by the RE and Architect.
D. In the table that follows, the tasks identified for “Contractor” include the Construction Project
Manager, as well as the commissioning representatives for the installing sub-contractors, as
directed by the RE and the Construction Project Manager.
E. In the table that follows, the tasks identified for “DDC” include the owner’s DDC Vendor as
directed by the RE and CPM.
F. In the table that follows, the tasks identified for “TAB” include the owner’s TAB Vendor as
directed by the RE or CPM.

[Project Name]
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Commissioning Team Roles and Responsibilities

Project Cx Task Description Team Responsibility
Phase Member
Design Review Review NCA Design PM  Prepare and issue
Owner’s Project Criteria and Owner’s Owner’s Project
Requirements Project Requirement Requirements based
document prior to on specific
submission to LEED requirements, Ed
Facilitator. Specs and District
Design Criteria.
CxA  Review and comment
on Owner’s Project
Requirements. Submit
comments to the PM
and QA.
Design  Review for
Team understanding project
requirements.
CPM  None.
DDC  None
TAB  None
Design Review Design Review the Design PM  Receive and distribute

Narrative Narrative Document Basis of Design
documents to CPM,
CxA, and other NCA
agencies as necessary.
CxA  Review Design
Narrative document.
 Provide comment log
to PM and Design
Team.
Design  Prepare Phase 1
Team (Schematic Design)
and Design Narrative
to describe design
approach.

[Project Name]
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Phase Member
CPM  None.
DDC  None
TAB  None
Design Review Review Schematic PM  Receive and distribute

Schematic Design for Schematic Design
design familiarization, general package to Peer
conformance with Reviewer, CxA, and
Owner’s Project other NCA agencies as
Requirements, Basis necessary.
of Design and NCA
Design Criteria. CxA  Review Schematic
Design
to PM and QA.
Design  Prepare Schematic
Team Design.
 Provide responses to
CxA review comments.
 Incorporate changes
into design as directed
by PM.
CPM  None.
DDC  None
TAB  None

[Project Name]
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Phase Member
Design Design Review Design PM  Receive and distribute
Development Development design Design Development
design for familiarization, package to Peer
general conformance Reviewer, CxA, DDC
with Owner’s Project and other NCA
Requirements, Design agencies as necessary.
Narrative, and NCA
Design Criteria. CxA  Review Design
Development drawings
and specs.
 Update Design
Narrative
to PM and QA.
Design  Prepare Design
Team Development drawings
and specs.
by PM.
CPM  None.
DDC  None.
TAB  None
Design Commissioning Prepare PM  Review, comment and

Specifications Commissioning approve Cx
Specification “Section specifications as part of
01 91 00 – General project manual review.
Commissioning
Requirements” to be CxA  Prepare Cx
included in project Specification Section
manual. 01 91 13.
 Prepare systems
commissioning
Prepare
specifications.

[Project Name]
[Project Location]

Phase Member
Commissioning Design  Incorporate
Specification for Team commissioning
Division 21 – Fire specifications into
Protection, Division 22 Project Manual.
– Plumbing, Division
23 – HVAC, Division
26 – Electrical, CPM  None.
Division 27 –
Communications, and
Division 28 –
Electronic Safety and DDC  None.
Security to provide
detailed
commissioning, TAB  None.
operations &
maintenance and
training requirements
for individual technical
specification sections.
Design Design Phase Meet with Owner, PM  Schedule, facilitate and
Controls Architect, and attend meeting.
Meeting Mechanical/Electrical
Design Engineer to
review Building CxA  Attend meeting to
Control Systems and discuss control
Sequences of sequences and
Operations. The strategies.
focus of the meeting Design  Attend meeting to
will be to obtain Team discuss control
understanding of the sequences and
interactions between strategies.
systems and the
control system in CPM  None
various operating
modes.
DDC  None.
TAB  None

[Project Name]
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Phase Member
Design Preliminary Prepare Preliminary PM  Review Cx Plan
Commissioning Commissioning Plan  Provide comments to
Plan that describes the CxA.
Commissioning
Process, CxA  Prepare Cx Plan
Commissioning Team  Submit to PM and QA
with specific Roles
and Responsibilities.
The Commissioning
Design  Review Cx Plan
Plan will include Team relative to Design
description of systems Team roles and
to be commissioned. responsibilities.
CPM  None.
DDC  None.
TAB  None.
Design Focused Perform a focused PM  Receive and distribute

Construction review of a Progress Set drawings
Document Construction and specs to QA, CxA,
Review Document progress DDC and other NCA
(Progress Set) submission agencies as necessary.
(recommend review
prior to the 50% CD CxA  Review Progress Set
stage). drawings and specs.
 Update Design
Narrative
to PM and QA.
Design  Prepare Progress Set
Team drawings and specs.
by PM.

[Project Name]
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Phase Member
CPM  None
DDC  None.
TAB  None
Design Focused Perform a focused PM  Receive and distribute

Construction review of the final Construction
Document Construction Documents package to
Review Document QA, CxA, DDC and
submission. This other NCA agencies as
review will include a necessary.
back check of
commissioning CxA  Review Construction
comments provided Document drawings
during previous and specs.
reviews.  Update Design
Narrative
to PM and QA.
Design  Prepare Construction
Team Documents drawings
and specs.
CPM  None.
DDC  None
TAB  None.
Design Design Phase Participate in Design PM  Schedule, facilitate and

Meetings Phase meetings. attend meetings

[Project Name]
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Phase Member
CxA  Attend approximately
selected meetings to
discuss Commissioning
Issues.
Design  Conduct meetings
Team  Provide meeting
minutes to PM, CxA
and others as directed
by PM.
CPM  None
DDC  None.
TAB  None.
Design Focused Attend Design Review PM  Schedule, facilitate and

Design Review meetings to review the attend meetings.
Meetings design and specific
commissioning design
review comments. CxA  Attend meetings to
discuss commissioning
review comments.
Design  Attend meetings to
Team discuss design and to
respond to
commissioning and
DDC comments.
CPM  None.
DDC  None.
TAB  None.

[Project Name]
[Project Location]

Phase Member
Construction Final Based on the final PM  Review and approve
Commissioning construction Commissioning Plan.
Plan documents, update  Provide comments to
the Preliminary CxA and QA.
Commissioning Plan
to identify specific CxA  Prepare Final
systems to be Commissioning Plan.
commissioned. The  Prepare preliminary
Final Commissioning Pre-Functional
Plan will also include Checklists
specific individual
 Prepare Preliminary
roles and
Systems Functional
responsibilities and
Performance Test
preliminary Pre-
procedures.
Functional Checklists
and Functional Test  Issue to PM and QA.
Plans for systems to  Incorporate comments
be commissioned. into Cx Plan revisions
as necessary.
Design  Review Cx Plan
Team relative to Design
Team roles and
responsibilities.
 Provide comments to
PM and CxA.
CPM  Review Cx Plan
relative to CPM and
installing sub-
contractor’s roles and
responsibilities.
PM and CxA.
DDC  Review Cx Plan
relative to DDC roles
and responsibilities.
QA and CxA.
TAB  Review Cx Plan
relative to TAB roles
and responsibilities.
QA and CxA.

[Project Name]
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Phase Member
Construction Construction Conduct an initial RE  Schedule, facilitate and
Commissioning commissioning attend meeting.
Kick Off meeting with all
meeting contractors and
commissioning team CxA  Conduct meeting.
members. The  Prepare, present and
purpose of the discuss commissioning
meeting will be to tasks, roles and
establish the purpose responsibilities.
and proposed process  Prepare meeting
for commissioning this agenda and minutes.
facility in the
construction, Design  Attend meeting.
acceptance and Team
warranties phases of
the project. Review
the individual roles
CPM  Attend meeting.
and responsibilities of
each participating
commissioning team DDC  Attend meeting
member as specified
in the Construction
Documents.
TAB  Attend meeting.
Construction Duration Based on Final RE  Review commissioning

Schedule for Commissioning Plan, schedule data.
Commissioning prepare a duration  Coordinate with CPM
Activities schedule to show the to incorporate
duration, commissioning
predecessors and activities into project
successors for schedule.
commissioning
activities. This CxA  Prepare and issue
duration schedule will commissioning
be provided to the activities schedule,
Construction Manager including durations and
to include predecessors.
commissioning  Review project
activities in the project schedule prepared by
construction schedule. CPM.

[Project Name]
[Project Location]

Phase Member
This will allow Design  None.
commissioning Team
activities to be
smoothly integrated
into the overall CPM  Incorporate
construction process. commissioning
activities into Master
Construction Schedule.
DDC  Review project
schedule prepared by
CPM.
TAB  Review project
schedule prepared by
CPM.
Construction Submittal and Based on final RE  None.
Shop Drawing construction
Review List documents, prepare a
list of selected
submittals and shop CxA  Prepare list of
drawings for review by submittals and shop
the Commissioning drawings to be
Authority. provided to the CxA.
Design  None.
Team
CPM  None.
DDC  None.
TAB  None.

[Project Name]
[Project Location]

Phase Member
Construction Submittal and Review selected RE  Receive and distribute
Shop Drawing submittals and shop submittals and shop
Review drawings to support drawings.
the commissioning  Distribute selected
process. Review will submittals and shop
be for the purpose of drawings to CxA.
developing
appropriate Pre-  Review and approve
Functional Checklists submittals
and Functional Test CxA  Review selected
Plans. Reviews will submittals and shop
focus on the ability to drawings.
commission the
 Prepare issue
systems,
comment log
maintainability and
general conformance Design  Review submittals and
to owner’s Team shop drawings.
requirements.  Provide comments and
Commissioning review recommendations to
of submittals and shop RE.
drawings does not
replace the Design CPM  Prepare and issue
Team responsibility for submittals and shop
approval. drawings.
 Incorporate RE
comments into revised
submittals and shop
drawings.
DDC  Prepare and issue
DDC submittals and
shop drawings.
 Incorporate RE
comments into revised
submittals and shop
drawings.
TAB  None.
Construction Controls After receipt of the RE  Schedule, facilitate and

Meeting Controls Submittal, attend meeting.
participate in or

[Project Name]
[Project Location]

Phase Member
conduct a meeting CxA  Conduct Meeting
with the Owner’s
representatives,  Prepare meeting
Owner’s Control agenda and minutes.
Vendor, Owner’s TAB Design  Attend meeting
contractor, Team
Mechanical/Electrical
Design team,
mechanical sub- CPM  Coordinate and
contractor and schedule Mechanical,
electrical sub- Electrical and Controls
contractor to review Electrical sub-
the Controls Submittal contractors to attend
and meeting.
mechanical/electrical  Attend meeting.
systems to be
installed. DDC  Attend meeting
Focus will be on how

the selected TAB  None.
sequences of
operation interact with
the
mechanical/electrical
systems and how well
they meet the owner’s
requirements.
Construction Pre-Functional Prepare Pre- RE  Review checklists
Checklists Functional Checklists  Provide comments to
for systems, CxA
components and/or
equipment to be CxA  Prepare preliminary
commissioned. These checklists.
Pre-Functional  Issue to RE and CPM
Checklists will be used for review
to document
completion of system,
into final checklists as
component and/or
necessary.
equipment installation
and to determine Design  None.
system readiness for Team
functional testing.

[Project Name]
[Project Location]

Phase Member
CPM  Provide copies of sub-
Pre-Functional contractor QC
Checklists should be installation checklists to
completed by the CxA for review.
installing contractors  Review checklists
to document the prepared by CxA
installation process.
Completed Pre-  Provide comments to
Functional Checklists CxA
are to be submitted to DDC  Review checklists
the commissioning prepared by CxA
authority a minimum
of seven days prior to
CxA
testing.
TAB  Review checklists
Completed Pre- prepared by CxA
Functional Checklists  Provide comments to
will be spot checked CxA
by the commissioning
authority to verify
systems are ready for
testing.
Construction Review Commissioning RE  Receive and distribute
Contractor authority will review Contractor Startup
Equipment selected equipment Reports
Startup Reports startup reports
prepared by installing CxA  Witness selected
contractor. contractor equipment
startups.
 Review selected
Commissioning Agent
Contractor Startup
will witness selected
Reports.
equipment startup
procedures. Seven  Provide comment log
days prior notice is to RE and QA.
required to schedule Design  Review Contractor
commission authority Team Startup Reports.
witnessing the startup.
CPM  Complete Contractor

Startup Reports
 Issue to RE and CxA.

[Project Name]
[Project Location]

Phase Member
DDC  Review selected
Contractor Startup
Reports.
TAB  Review selected
Contractor Startup
Reports.
Construction Prepare Based on final RE  Review preliminary
Functional Test construction Functional Test
Procedures documents (including Procedures.
applicable changes),  Provide comments to
and approved CxA
submittals, prepare
Functional Test CxA  Prepare preliminary
Procedures for Functional Test
systems to be Procedures.
commissioned. Draft  Issue to RE, CPM and
Functional Test DDC.
Procedures will be
 Incorporate comments
issued for review by
into final Functional
owner, installing
Test Procedures as
contractors and DDC
necessary.
Vendor.
Design  None.
Final Functional Test Team
Procedures will be
prepared incorporating CPM  Distribute preliminary
review comments Functional Test
received from owner, Procedures to MC, EC
contractors or DDC and other installing
Vendor. sub-contractors.
 Review preliminary
Functional Test
Procedures
CxA
DDC  Review preliminary
Functional Test
Procedures
CxA

[Project Name]
[Project Location]

Phase Member
TAB  Review preliminary
Functional Test
Procedures
CxA
Construction TAB Plan Review HVAC RE  Distribute TAB Plan to
Review systems Test and CxA, QA, CPM and
Balance Plan Design Team.
prepared by the TAB
vendor. Review will CxA  Review TAB Plan
be to determine  Provide comment log
general conformance to PM and QA
with owner’s
requirements.
Design  Review and approve
Team TAB Plan.
CPM  Review TAB Plan

PM
DDC  Review TAB Plan
QA, CxA and PM
TAB  Prepare preliminary
TAB Plan
 Issue to PM and QA.
into Final TAB Plan as
necessary.
Construction TAB Report Review TAB Report RE  Distribute TAB report to
Review prepared by TAB Design Team, and
vendor following CxA.
system air and water  Approve TAB Report in
balancing. Review will consultation with
be focused on TAB Design Team and CxA.
results that affect
system performance CxA  Review TAB report.
and/or commissioning.  Provide comments to
Specific attention will RE and Design Team.
be given to equipment
installation and Design  Review and provide
operational issues Team recommendations to
identified by the TAB RE.

[Project Name]
[Project Location]

Phase Member
vendor. CPM  Review and submit
TAB Report.
DDC  None
TAB  Provide preliminary

TAB data (daily
worksheets) to CxA for
preliminary review.
 Prepare TAB Report
 Issue TAB report to
RE.
Construction Review O & M Review Operations RE  Distribute O&M
Manuals and Maintenance Manuals to CxA and
Manuals submitted by Design Team.
contractors. Manuals  Review and approve
will be reviewed for O&M Manuals.
clarity, organization,
usability and general CxA  Review O&M Manuals.
conformance with  Provide comment log
specifications and to RE and QA.
owner’s requirements.
Design  Review O&M Manuals.
Team
CPM  Prepare and issue

O&M Manuals to PM.

DDC O&M Manuals to
PM.
TAB  None.
Construction Prepare Prepare detailed RE  Review and approve

Systems systems manuals for Systems Manuals.
Manuals for commissioned  Distribute Systems
commissioned systems. The Manuals to FMD.

[Project Name]
[Project Location]

Phase Member
systems manuals will provide CxA  Using O&M Manuals,
operating staff the Basis of Design, and
information needed to Construction
understand and Documents, prepare
optimally operate the Systems Manual.
commissioned
systems. The Design  None.
manuals will describe Team
system design,
components, capacity
CPM  None.
and sequences of
operations. Manuals
will include
descriptions of DDC  None.
interactions with other
systems and common
systems failure modes
and responses. TAB  None.
Construction Review Training Review contractor and RE  Schedule and facilitate

Plans manufacturer training training sessions.
plans and agendas for  FMD staff attends
general conformance training sessions.
with specifications and
owner’s requirements. CxA  Review Training Plans.
Observe selected  Provide comment log
training for quality of
 Witness selected
training and for
training sessions.
general conformance
with the training plan Design  None.
and agenda. Team
CPM  In conjunction with

installing sub-
contractors and/or
manufacturers’
representatives,
conduct training
sessions.
DDC  Conduct DDC training
sessions.

[Project Name]
[Project Location]

Phase Member
TAB  None.
Construction Warranty Review contractor’s RE  Distribute warranty

Review and manufacturer’s documents to FMD and
warranties for general CxA
conformance with  Review and approve
specifications and warranty documents
owner’s requirements.
CxA  Review warranty
documents.
Design  Review warranty
Team documents and provide
comments.
CPM  Prepare and issue
warranty documents
into final warranty
documents.
warranty documents for
DDC.
into final warranty
documents.
TAB  None
Construction Systems Witness and RE  Schedule, facilitate and

Functional document functional witness systems
Testing testing for systems to functional testing.
be commissioned.  FMD staff should assist
Testing will be in functional testing as
conducted as detailed additional systems
on the specific training opportunity.

[Project Name]
[Project Location]

Phase Member
Functional Test Plan CxA  Witness systems
for each system to be functional testing using
commissioned. previously prepared
Functional Test
Functional testing will Procedures.
require support from  Document systems
the CPM, MC, EC, testing on Functional
DDC and TAB Test Procedures.
Vendor. Installing  Issue Field Reports to
contractors should be document deficiencies.
available to respond to
issues and problems  Update Master
identified during Commissioning Issues
testing. Log to document and
track deficiencies.
Design  Review test
Team documentation
CPM  CPM, MC and EC to

conduct functional
testing by operating
systems in accordance
with functional test
procedures.
 Make corrections,
repairs or adjustments
to systems during
testing as directed by
the RE.
 Correct outstanding
deficiencies after
the RE.
 Report corrective
actions to RE and CxA
upon completion.

[Project Name]
[Project Location]

Phase Member
DDC  Conduct functional
DDC in accordance
with CxA directions and
functional test
procedures.
 Assist in
troubleshooting and
corrective action as
necessary
TAB  Assist functional testing
as directed by the RE
and functional test
procedures.
 Verify selected DDC
data by spot
measurements of air
and/or water balancing
data.
Construction Systems Retest systems with RE  Approve retesting as
Functional deficiencies as recommended by CxA.
Retesting recommended by the  Schedule and
CxA and directed by coordinate retesting.
the PM
CxA  Make
recommendations for
(Note: Retesting is
necessary retesting.
not included in the
scope of  Coordinate with RE to
commissioning schedule retesting after
services and is deficiencies are
provided as an corrected.
additional service. Design  None
The costs associated Team
with retesting may be

[Project Name]
[Project Location]

Phase Member
recovered from the CPM  Make necessary
Construction Manager system repairs,
in accordance with adjustments and/or
appropriate contract corrections prior to
provisions.) retesting.
 Coordinate retesting as
directed and approved
by the RE.
 Conduct systems
retesting by operating
systems as directed by
RE and functional test
procedures.
DDC  Assist in systems
retesting by operating
DDC as directed by RE
and functional test
procedures.
TAB  None.
Construction Construction Conduct visits to the RE  None.

Observation construction site to
observe construction

[Project Name]
[Project Location]

Phase Member
activities. Specific CxA  Conduct Construction
attention will be given Observation visits to
to installation of observe construction
mechanical, electrical, progress,
and plumbing systems systems/equipment
for general installation and general
conformance with quality of construction.
specifications and
manufacturer’s  Prepare Field Report to
installation document general and
requirements. specific observations
Specific attention will and issues.
also be given to  Update Master Issues
installation of site Log to document and
utilities, site track specific issues
improvements and reported on Field
building envelope Report.
construction for  Monitor and verify
general conformance corrective actions.
with plans,
 Update Master Issues
specifications and
Log to document
manufacturer’s
corrective action
installation
progress and
requirements.
completion.
Design  Review Master Issues
Team Log
CPM  Review Field Reports

 Review Master Issues
Log
 Provide corrective
actions as directed by
the RE to resolve
outstanding issues.
DDC  Review Field Reports
relative to DDC issues.
Log relative to DDC
issues.
 Report progress of
corrective actions

[Project Name]
[Project Location]

Phase Member
TAB  Review Field Reports
relative to issues
affecting TAB.
Log relative to issues
affecting TAB.
actions relative to
issues affecting TAB.
Construction Final Compile a RE  Review preliminary
Commissioning comprehensive Commissioning Report.
Report commissioning report  Provide comments to
documenting all CxA.
commissioning
activities, including but  Review and approve
not limited to: Final Commissioning
Report
 Commissioning
scope CxA  Prepare preliminary
 Test methods and Commissioning Report.
results  Incorporate RE
 Outstanding comments into final
commissioning report.
issues  Issue Final
 Issues log Commissioning Report.
 Commissioning Design  Review Final
plan Team Commissioning Report
 Status reports
 Submittal and CPM  Review Final
O&M manual Commissioning report
reviews  Report on progress
 Training record and completion of
 Pre-Functional corrective actions.
Checklists DDC  Review Final
 Design Review Commissioning Report.
Comments  Report on progress
. and completion of
corrective actions
relative to DDC.

[Project Name]
[Project Location]

Phase Member
TAB  Review Final
Commissioning Report.
 Report on progress
and completion of
corrective actions
relative to TAB.
Construction Owner Architect Attend selected RE  Schedule, facilitate and
and Owner/Architect/Contr attend meetings.
Construction actor Meetings to
Manager discuss
Meetings commissioning issues, CxA  Attend selected
(Construction review the meetings to review
Phase) Commissioning Issues commissioning issues.
Log, and to maintain Design  Attend meetings.
awareness of general Team
construction schedule
and issues.
CPM  Conduct meetings.
 Prepare and issue
Meeting Minutes.
DDC  Attend selected
meetings to review
DDC issues.
TAB  Attend selected
meetings to review
TAB issues.
Construction Status Reports Provide monthly RE  Review and approve
status reports detailing status reports.
activities, significant
unresolved issues,
and upcoming CxA  Prepare Status Reports
commissioning to summarize
activities. Prepare commissioning
report outlining status activities, significant
of deliverables for the unresolved issues and
project. Status provide a two-month
reports are submitted look-ahead of
with invoices for commissioning
professional services. activities.
Design  None.
Team

[Project Name]
[Project Location]

Phase Member
CPM  None.
DDC  None.
TAB  None.
Construction Master Issues Maintain a RE  Review Master Issues

Log Commissioning Issues Log
Log to document  Coordinate and direct
commissioning issues corrective actions to
identified during resolve commissioning
construction and issues.
functional testing. The
Commissioning Issues CxA  Provide monthly
Log will include updates to Master
recommended Commissioning Log.
responsible party and  Provide updated
recommendations for Master Commissioning
resolution of the issue. Log after each
The Commissioning Construction Visit to
Issues Log will also be document specific
used to document issues observed during
progress toward the visit.
resolution and the final
resolution
Log to document
progress on corrective
actions.
Log to document
completion of
corrective actions.
Design  None.
Team

[Project Name]
[Project Location]

Phase Member
CPM  Review Master Issues
Log.
 Provide status of
corrective actions.
 Provide notification of
corrective action
completion.
DDC  Review Master Issues
Log.
 Provide documentation
of punch list or other
issues noted by DDC
vendor.
corrective actions
corrective action
completion relative to
DDC issues.
TAB  Review Master Issues
Log.
 Provide documentation
of punch list or other
issues noted by TAB
vendor.
corrective actions
relative to TAB issues.
corrective action
completion relative to
TAB issues.
Construction Review Change Review change RE  Issue change orders,
Orders, ASI, orders, architect’s ASI and/or RFI.
and RFI supplemental  Provide copies of
instructions and change orders, ASI
requests for and RFI to CxA

[Project Name]
[Project Location]

Phase Member
information (with CxA  Review change orders,
design team ASI, and RFI for
response) for issues changes that affect
that affect system/equipment
commissioning. design or installation.
Review is for
information only and  Incorporate changes
does not constitute into revised Functional
technical or Test Procedures or
contractual approval Pre-Functional
or disapproval. Checklists.
Design  Respond to RFIs.
Team  Prepare change orders
and/or ASI.
 Update construction
documents as
necessary.
CPM  Issue RFI.
 Request change orders
and ASI as needed.
DDC  Monitor system
changes for impact on
DDC installation and/or
sequences of
operations.
 Update DDC
programming or
sequences of
operations to
implement approved
changes.
TAB  Monitor system
changes for impact on
TAB.
 Update TAB Plan as
necessary to
implement approved
changes.
Warranty Monitor Monitor system RE  Coordinate corrective
Systems operation using trend actions with CPM as
Operation data from DDC. necessary

[Project Name]
[Project Location]

Phase Member
CxA  Periodically monitor
systems operation
using DDC trend data.
 Prepare and issue brief
narrative reports
documenting issues
noted during systems
monitoring.
 Update Master
Commissioning Log
with issues noted
during systems
monitoring.
Design  None.
Team
CPM  Provide corrective

RE.
DDC  Provide corrective
RE.
TAB  None.
Warranty Deferred and/or Direct testing that was NCA RE  Schedule, facilitate and
seasonal deferred due to lack of witness
Testing system readiness or deferred/seasonal
for seasonal testing.
requirements. Testing  FMD staff should assist
will be conducted in in deferred/seasonal as
accordance with additional systems
Functional Test Plans. training opportunity.

[Project Name]
[Project Location]

Phase Member
Testing support will be CxA  Witness
required from the DDC deferred/seasonal
Vendor and FMD. testing using previously
prepared Functional
Test Procedures.
 Document
deferred/seasonal
testing on Functional
Test Procedures.
 Issue Field Reports to
document deficiencies.
 Update Master
Commissioning Issues
Log to document and
track deficiencies.
Design  None.
Team
CPM  CPM, MC and EC will

conduct
seasonal/deferred
systems in accordance
with RE directions and
functional test
procedures.
 Make corrections,
repairs or adjustments
to systems during
the RE.
 Correct outstanding
deficiencies after
the RE.
actions to RE and CxA
upon completion.

[Project Name]
[Project Location]

Phase Member
DDC  Conduct
deferred/seasonal
DDC in accordance
with CxA directions and
functional test
procedures.
 Assist in
troubleshooting and
corrective action as
necessary
TAB  Assist
deferred/seasonal
the CxA and functional
test procedures.
 Verify selected DDC
data by spot
measurements of air
and/or water balancing
data.
Warranty Post- Return to the project RE  Schedule and facilitate
Occupancy approximately 10 Warranty Checkup
Warranty months into the 12 Visit.
Checkup month warranty period  Direct CPM and/or
to review the building DDC to provide
operation with the corrective action for
facility staff and Warranty claims.

[Project Name]
[Project Location]

Phase Member
discuss outstanding CxA  Conduct Warranty
issues related to Checkup Visit.
commissioning and
outstanding warranty  Interview facility users
issues. Provide and/or FMD staff to
suggestions for identify specific
improvements. Assist operational concerns.
facility staff in  Review FMD Work
developing reports, Order logs for potential
documents and warranty claim issues.
requests for service to  Verify corrective action
remedy outstanding on outstanding
problems. unresolved issues
shown on Master
Issues Log.
 Document other
deficiencies noted
during Warranty
Checkup Visit.
 Prepare report of
potential Warranty
Claims noted during
Warranty Checkup
Visit.
Design  None.
Team
CPM  Implement corrective

actions on Warranty
Claims as directed by
RE.
DDC  Implement corrective
actions on Warranty
Claims as directed by
RE.
TAB  None.
Warranty Final Amend Final RE  Review and approve

Commissioning Commissioning Commissioning Report
Report Report to document Amendment.

[Project Name]
[Project Location]

Phase Member
Amendment the Warranty Phase CxA  Prepare Final Report
commissioning Amendment to
activities. document Warranty
phase commissioning
activities.
Design  None
Team
CPM  None.
DDC  None.
TAB  None.
XIII. Commissioning Schedule

A. The following is a general outline of the Commissioning Schedule for the commissioning tasks
that will be performed on the project site or at the CxA Offices:
Commissioning Schedule
Project Task Duration Schedule Predecessors
Phase
Design Review Owner’s 3 weeks Comments submitted Receive Owner’s
Project concurrent with design Project Requirement
Requirements review comments document
Design Review Design 3 weeks Comments submitted Receive Design
Narrative concurrent with design Narrative
review comments

[Project Name]
[Project Location]

Phase
Design Review SD 1 design 3 weeks Comment log issued 3 Receive SD 1
weeks after receipt of documents including
SD 1 design. Design Narrative
Attend SD-1 Design
Review meeting
Design Review SD 2 3 weeks Comment log issued 3 Receive SD 2 drawings
weeks after receipt of and specifications
SD 2 design
Attend SD-2 Design
Review Meeting
Design Commissioning 3 weeks Specifications issued Receive Phase 2
Specifications concurrent with Phase drawings and
2 comment log specifications
Design Review DD1 3 weeks Comment log issued 3 Receive DD-1
weeks after receipt of drawings and
DD-1 design specifications
Attend DD-1 Design
Review meeting
Design Design Phase 1 day Schedule after Cx DD-1 DD-1 Cx comment log
Controls Meeting Design Review issued
Design Preliminary 3 weeks Preliminary Cx Plan Receive DD-1
Commissioning issued concurrent with drawings and
Plan DD-1 comment log specifications
Design Review DD2 3 weeks Comment log issued 3 Receive DD-2
weeks after receipt of drawings and
DD-2 design specifications
Attend DD-2 Design
Review Meeting
Design Update Design 3 weeks Updated Design DD-2 Design Review
Narrative Narrative issued 3 meeting.
weeks after DD-2 Receive DD-2 Design
Design Review Meeting review comments from
peer reviewer.
Design Focused DC-1 3 weeks Comment log with back Receive CD-1
Review (Progress check update issued 3 drawings and
Set) weeks after receipt of specifications
progress set.
Attend CD-1 Design
Review meeting

[Project Name]
[Project Location]

Phase
Design Update Design 3 weeks Updated Design CD-1 Design Review
Narrative Narrative issued 3 meeting.
weeks after CD-1 Receive CD-1 Design
Design Review Meeting review comments from
peer reviewer.
Design Focused Final 3 weeks Comment log issued 3 Receive Final
Construction weeks after receipt of Construction
Document Review final CDs Document drawings
and specifications
Design Update Design 3 weeks Updated Design Final CD Design
Narrative Narrative issued 3 Review meeting.
weeks after Final CD Receive Final CD
Design Review Meeting Design review
comments from peer
reviewer.
Design Design Phase 1 day each Scheduled by PM and None
Meetings Design Team
Construction Preliminary 3 weeks Concurrent with Final Receive Final CD
Commissioning CD Design review drawings and
Plan specifications.
Construction Construction 1 day Scheduled by RE and Contracting Officer’s
Commissioning Kick CPM and RE Initial
Off meeting Construction Meeting
Construction Final 3 weeks Issue 3 weeks after Commissioning Kickoff
Commissioning Construction Meeting
Team Commissioning Kickoff
Meeting
Construction Duration Schedule None Issued as part of Final Preliminary
for Commissioning Commissioning Plan construction schedule
Activities
Construction Submittal and Shop None Issued as part of Final Final Construction
Drawing Request Commissioning Plan Document plans and
List specifications
Construction Submittal and Shop 2 weeks Comment log issued 2 Receipt of submittal or
Drawing Review week after receipt of shop drawings.
shop drawings and
submittals
Comment log will be
updated after receipt of
each requested
submittal

[Project Name]
[Project Location]

Phase
Construction Controls Meeting 1 day Scheduled by RE and Receive major HVAC
CPM equipment submittals.
Meeting notes issued 1 Receive DDC submittal

week after meeting. with sequences of
operations.
Construction Pre-Functional TBD Preliminary checklists Receive equipment
Checklists issued approximately 4 submittals
months prior to
substantial completion
Receive installing
contractor’s QC
Final checklists issued checklists
approximately 3 months
prior to substantial
completion
Construction Witness selected 1 day Scheduled by CPM 1 week written notice
Contractor of scheduled startup
Equipment Startup
Construction Review Contractor 1 week Comment log issued 1 Receive Startup
Equipment Startup week after receipt of Checklist completed by
Checklists completed checklist installing sub-
contractor.
Construction Prepare Functional TBD Preliminary Functional Receive all requested
Test Procedures Test Procedures issues equipment submittals
approximately 4 months and shop drawings.
completion.
Receive DDC submittal
and final sequences of
Final Functional Test operations.
Procedures issues
approximately 3 months
completion
Construction TAB Plan Review 2 weeks Comment log issued 2 Receive TAB Plan
weeks after receiving
TAB Plan
Construction TAB Report Review 2 weeks Comment log issued 2 Receive TAB Report
weeks after receiving
TAB Report

[Project Name]
[Project Location]

Phase
Construction Review O & M 3 weeks Comment log issued 3 Receive O&M Manuals
Manuals weeks after receiving
O&M Manuals
Construction Prepare Systems 8 weeks Systems Manuals Receive O&M Manuals
Manuals issued 8 weeks after
receiving O&M Manuals
Construction Review Training 3 weeks Comment log issued 3 Receive Training Plans
Plans weeks after receiving
Training Plans
Construction Warranty Review 3 weeks Comment log issued 3 Receive Warranty
weeks after receiving documents
Warranty documents
Construction Systems Functional TBD Functional testing to See separate table.
Testing begin coordinated with
construction schedule
and systems
completion
Construction Systems Functional TBD TBD Corrective actions
Retesting complete
Construction Construction 1 day Construction None
Observation observations scheduled
concurrent with
progress meetings –
approximately 1 visit
per month.
More frequent visits

may be scheduled
during the 3 months
preceding substantial
completion
Cx Specialist will
provide a verbal out-
brief of significant
issues to the CPM prior
to leaving the
construction site.
Field Report will be

issued 1 week following
visit.

[Project Name]
[Project Location]

Phase
Construction Final 6 weeks Preliminary Functional Testing
Commissioning Commissioning Report completed.
Report issued approximately 6
weeks after completing
Functional Testing
Construction Owner Architect and 1 day Scheduled by PM and None
Construction CPM. CxA will attend
Manager Meetings approximately 1
(Construction meeting per month.
Phase) More frequent
attendance many be
warranted during the 3
months prior to
substantial completion.
Construction Status Reports 1 day Status Reports will be None
issued monthly in
conjunction with
invoices for
professional services
Construction Master Issues Log 1 day Master Issues Log will Construction
be updated and issued Observation visit
following each progress and/or progress
meeting and/or meeting.
Construction
Observation visit
Construction Review Change TBD Ongoing throughout Receive Change
Orders, ASI, and construction Order, ASI or RFI
RFI
Warranty Deferred and/or TBD Seasonal testing Seasonal changeover
seasonal Testing scheduled (i.e. summer-to-winter
approximately 6 months or winter-to-summer)
after completing
Functional Testing
Completion of system
installation or
Deferred testing corrective action
schedule to be completed
determined

[Project Name]
[Project Location]

Phase
Warranty Post-Occupancy TBD Scheduled Initial Functional
Warranty Checkup approximately 10 Testing is complete.
months after substantial
completion
Seasonal/deferred
testing is complete.
Receive FMD work

order log for HVAC
equipment.
Warranty Final 2 weeks Final Commissioning Warrant Checkup visit
Commissioning Report Amendment complete
Report Amendment issued approximately 2
weeks following
Warranty Checkup
B. The following is a general outline of the Commissioning Schedule for the Functional Testing
activities that will be performed at the construction site. This information is provided to assist
the General Contractor in incorporating the commissioning activities into the overall construction
schedule:
Functional Testing Activities

Test Notes
System Schedule Predecessors
Duration
Mechanical Systems
Ductwork Installation 1 day 1 week Ductwork complete  Witness selected duct
prior notice pressure testing
by CPM
Facility Water 1 day 1 week Piping complete  Witness selected pipe
Distribution prior notice pressure testing
by CPM
Plumbing Piping 1 day 1 week Piping complete  Witness selected pipe
prior notice pressure testing
by CPM

[Project Name]
[Project Location]

Test Notes
Duration
Plumbing Equipment 1 day Functional  Pre-Functional  Functional testing of
Testing Checklist domestic hot water
TBD  Equipment heating systems
startup
 Controls & DDC
Interface
Operational
Refrigeration Piping 1 day 1 week Equipment  Witness selected
prior notice installation in- vacuum testing
by CPM process
Hydronic Pumps 4 hours Functional  Pre-Functional  Functional testing of
per Testing Checklist pump systems
system TBD  Equipment
startup
 Controls & DDC
Interface
Operational
 TAB water
balance
Air-Cooled Refrigerant 2-4 hours Functional  Pre-Functional  Functional testing of a
Condensers per Testing Checklist representative sample
system TBD  Equipment of condenser systems
startup
 Controls & DDC
Interface
Operational
Air-Cooled Chilled 1 day per 1 week  Pre-Functional  Witness equipment
Water Systems system prior notice Checklist startup
of startup  Equipment  Functional testing of all
by CPM startup chillers
 Controls & DDC
Functional Interface
Testing Operational
TBD
 TAB water
balance

[Project Name]
[Project Location]

Test Notes
Duration
Variable Frequency Included 1 week  Pre-Functional  Witness selected
Motor Controls in other prior notice Checklist equipment startup.
testing of startup  Equipment  Functional testing in
by CPM startup conjunction with testing
 Controls & DDC the motor and system
Interface controlled
Operational
Decentralized HVAC 2–4 1 week  Pre-Functional  Witness selected

Equipment hours per prior notice Checklist equipment startup.
system of startup  Equipment  Functional testing of a
by CPM startup representative sample
 Controls & DDC of systems
Functional Interface
Testing Operational
TBD
Electrical Resistance Included TBD  Pre-Functional  Functional testing of
Duct Heaters in other Checklist duct heaters in
testing  TAB air balance conjunction with air
handler or other system
testing
Air Handling Units 1 day per 1 week  Pre-Functional  Witness selected
AHU prior notice Checklist equipment startup.
of startup  Equipment  Functional testing of all
by CPM startup air-handling units
 DDC Controls
Functional Operational
Testing
 TAB air & water
TBD
balance
HVAC Power 1–2 1 week  Pre-Functional  Witness selected
Ventilators hours per prior notice Checklist equipment startup.
system of startup  Equipment  Functional testing of a
by CPM startup representative sampling
 Controls & DDC of equipment in
Interface conjunction with testing
Operational air handling units or
other systems
 TAB air balance

[Project Name]
[Project Location]

Test Notes
Duration
Ductwork 1 day 1 week  Ductwork  Witness selected duct
prior notice complete pressure testing
by CPM
DDC System 1 day for 1 week  Pre-Functional  Review DDC sequences
head-end prior notice Checklist of operation.
testing of startup  Equipment  Witness selected
by CPM startup equipment startup.
 Controls & DDC  Functional testing of
Functional Interface DDC in conjunction with
Testing Operational air handler units,
TBD chillers, and other
 TAB air & water
balance systems controlled.
 Review of DDC graphics
and other human-
interface equipment.
 Review of trend data to
support functional
testing and verify proper
operation of systems
controlled
Variable Air Volume 1–2 Functional  Pre-Functional  Functional testing of a
Units hours per Testing Checklist representative sampling
AHU TBD  Equipment
system startup
 Controls & DDC
Interface
Operational
 TAB air balance
Tests Plumbing Piping 1 day 1 week  Piping system  Witness selected
Systems prior notice complete plumbing piping tests
by CPM
Tests HVAC Piping 1 day 1 week  Piping system  Witness selected HVAC
Systems prior notice complete piping tests
by CPM
Electrical Systems

[Project Name]
[Project Location]

Test Notes
Duration
Electrical Utility 1 day 1 week  Pre-startup testing.
Services prior notice  Witness startup of
of startup service equipment
by CPM
Switchboards 1 day 1 week  Pre-startup testing.

prior notice  Witness startup of
of startup switchboards
by CPM
Grounding & Bonding 1 day 1 week  Witness 3rd party ground

Electrical Systems prior notice resistance testing
of 3rd party
testing by
CPM
Panelboards 1–2 1 week  Pre-startup testing

hours per prior notice  Witness startup of
panel of startup selected panelboards.
by CPM
Enclosed Switches & 1–2 1 week  Pre-startup testing

Circuit Breakers hours per prior notice  Witness startup of
switch or of startup selected equipment
breaker by CPM
Motor Controls Included TBD  Functional testing in

in other conjunction with system
testing testing of equipment
controlled
Transfer Switches Included TBD  Functional testing in
in other conjunction with
testing generator testing
Interior Lighting 2–4 TBD  Functional testing of
hours daylighting and
occupancy sensors

[Project Name]
[Project Location]

Test Notes
Duration
Exterior Lighting 1–2 TBD  Functional testing of
hours DDC-controlled
contactors in
conjunction with DDC
testing
Emergency Lighting Included TBD  Functional testing in
in other conjunction with loss of
testing utility power testing.
Diesel Engine Driven 10 – 12 1 week  Witness load bank
Generator Assembly hours prior notice testing
of startup  Functional testing for
by CPM compliance with NFPA
110
Lightning Protection 1–2 TBD  Review of UL Master
for Structures hours Label
Fire Alarm & Smoke 2 days TBD  Functional testing of
Detection Systems features not tested by
local-authority (i.e.
battery draw-down
tests)
Intrusion Detection 2–4 TBD  Functional testing of a
hours representative sample
of devices
Video Surveillance 2–4 TBD  Functional testing of a
System hours representative sample
of devices
Integrated Systems Testing
Loss of Utility Power 1 day TBD All functional  Tests response by all
Test systems testing systems to loss of utility
complete with no power
significant  Tests response by all
deficiencies systems to restoration of
utility power

[Project Name]
[Project Location]
XIV. Appendix A – Preliminary Log of Required Documentation
The following log provides a preliminary summary of all the Pre Functional Checklists, Functional
Performance Tests and Integrated Systems tests that will be required to complete the
Commissioning process. The log is preliminary and will be updated based on the components and
systems installed by the contractor on the project. It will also be updated to reflect any clarifications
or changes in the construction documents that may be reflected by ASIs, ESI, Addendum or other
amendments to the construction documents.

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National Cemetery Administration

[Date] Sample Commissioning Plan

B. Commissioning consists of systematically documenting that specified components and systems

[Date] Page 2 Sample Commissioning Plan

1. Operations and Maintenance (O&M)

2. Project Manager and/or Resident Engineer (PM/RE)

3. NCA Facilities Management Department Staff (FMD)

4. Design Professionals (D)

5. Construction Manager (CPM)

6. Installation Contractors (CONTR)

7. Testing, Adjusting & Balancing Contractor (TAB)

8. Commissioning Authority (CxA)

9. Request for Information (RFI)

10. Architect’s Supplemental Instructions (ASI)

11. Design Development Documents (DD)

12. Construction Documents (CD)

13. Commissioning (Cx)

14. Functional Performance Test (FPT)

15. Pre-Functional Checklist (PFC)

16. Corrective Action Notice (CAR)

17. Quality Control (QC)

[Date] Page 3 Sample Commissioning Plan

II. Commissioning Goals

 Meet or exceed NCA Project Requirements

III. Project Description

IV. Commissioning Scope

[Date] Page 4 Sample Commissioning Plan

[Date] Page 5 Sample Commissioning Plan

Design Design Phase Meet with Owner, Architect, Meeting notes.

[Date] Page 6 Sample Commissioning Plan

[Date] Page 7 Sample Commissioning Plan

[Date] Page 8 Sample Commissioning Plan

Construction Pre-Functional Prepare Pre-Functional Checklists for Draft Pre-Functional

Completed Systems Readiness

[Date] Page 9 Sample Commissioning Plan

Construction Prepare Functional Based on final construction documents Draft Functional

Construction TAB Review Review HVAC systems Test and Commissioning

Construction Review O & M Review Operations and Maintenance Commissioning

[Date] Page 10 Sample Commissioning Plan

Construction Review Training Review contractor and manufacturer Commissioning

[Date] Page 11 Sample Commissioning Plan

Construction Final Commissioning Compile a comprehensive Preliminary

[Date] Page 12 Sample Commissioning Plan

Construction Commissioning Conduct Commissioning Progress Meeting minutes.

[Date] Page 13 Sample Commissioning Plan

Construction LEED Prepare LEED templates and required Draft LEED

B. Design Phase Commissioning Services will be provided by the [location] office of

C. Construction Phase Commissioning Services will be provided at the Construction Site in

[Date] Page 14 Sample Commissioning Plan

E. The scope of Commissioning Services also includes developing and implementing a

Geographical Information Yes No Yes TBD [list applicable bid

Div 21 - Fire Protection

[Date] Page 15 Sample Commissioning Plan

Dehumidification Systems Yes Yes Yes 100% [list applicable bid

Exhaust Fans Yes Yes Yes TBD [list applicable bid

Generator Paralleling Yes Yes Yes 100% [list applicable bid

[Date] Page 16 Sample Commissioning Plan

Lighting Controls Yes Yes Yes TBD [list applicable bid

UPS Systems Yes Yes Yes 100% [list applicable bid

VI. Commissioning Team

Item Team Member Description Contact Information

PM Project Manager Program Management Name

[Date] Page 17 Sample Commissioning Plan